Belles Chase
Homes for Sale in St. Augustine, FL
All 1,147 homes for sale in St. Augustine, FL · median $479,990 · 144 homes for sale in 32086 · St. Johns County homes for sale
True comps, carrying-cost math, and listings before the portals.
As of October 2026, the MLS records 6 closed sales in Belles Chase in St. Augustine, FL since 2012, the most recent in May 2020. Across St. Augustine as a whole, 2,438 homes closed in the last 12 months at a median of $445,000, 48 median days on market, with 692 homes for sale today. At that median and St. Johns County's FY2025-26 rate of 13.47 mills, annual property tax runs about $5,990 ($5,480 with the full homestead exemption).
Belles Chase sits in St. Augustine, within St. Johns County, and the snapshot we're working from is thin on numbers by design — so treat any specific price talk with caution until we pull live comps. What we can say plainly is that in a community this size, individual home condition, lot position, and updates tend to set the price more than any single market-wide trend.
For a buyer, that means underwriting each listing on its own merits rather than assuming a neighborhood-wide rate applies. For a seller, it means presentation and accurate pricing against recent, comparable closings matter more than chasing a headline figure. We'd rather show you the actual comps than quote you a number we can't stand behind.
Nearby homes for sale
No active listings inside Belles Chase right now. These are the 6 closest homes on the market, by straight-line distance from the community's center; some may sit just outside its boundary.
Listing data from the MLS feeds named on each listing page; deemed reliable but not guaranteed. Refreshed nightly.
The 60-Second Overview
Belles Chase is a St. Augustine community in St. Johns County — a smaller pocket where the right read on any given home comes from current comparables rather than a broad market average.
Pre-construction details are compiled from public records, builder announcements and builder listings, and are subject to change without notice; figures are deemed reliable but not guaranteed. Momentum Research figures are our own analysis. This page describes homes, pricing and community attributes, not residents.
Who Belles Chase is best for.
Best for
- Buyers set on a St. Johns County location who will judge a home on condition and lot rather than a market average
- Buyers who value a quieter, smaller-community setting within St. Augustine
- Sellers ready to price to real, recent comparables and present the home well
Probably not for
- Buyers who want a high-inventory market with many homes to compare at once
- Buyers expecting a firm neighborhood-wide price point before touring individual homes
- Sellers hoping to price off a headline figure rather than current comparable sales
The market around Belles Chase
Belles Chase is too small for its own price trend, so here is the market around it.
In ZIP 32086, 190 homes are on the market and 23% are under contract — a steady corner of St. Augustine.
Across St. Johns County, 1,922 homes are active and 834 pending (30% under contract).
In ZIP 32086 (St. Augustine), 452 homes closed in the last 12 months at a median of $330K ($201/sq ft), down 3.4% year over year, with a median 66 days on market. Right now 121 active and 30 pending listings put supply at about 6.0 months — a buyer's market. See the live ZIP 32086 housing market and the St. Johns County market.
ZIP and county figures describe the wider market, not Belles Chase specifically. Momentum Research analysis of MLS records.
The Belles Chase buying strategy.
If we were buying in Belles Chase today, this is the order of operations we would run for our clients.
Underwrite the condition first. Price the roof, HVAC, and systems honestly before judging any list price; condition swings value here more than square footage alone.
Match the home to real comps. Recent sales of similar condition and lot, not the asking price, tell you what a home is worth.
Move deliberately, not desperately. Neither side has a decisive edge, so a well-prepared, fairly-priced offer wins without overpaying.
Line up financing and inspection early. A pre-approval and an inspection plan let you act fast and negotiate from evidence.
Keep an agent in your corner. The listing agent works for the seller; we represent you and prepare a hand-built valuation before any offer in Belles Chase.
What actually moves price in Belles Chase
In a community of this scale, price is driven at the property level. Condition, updates, lot, and how a home shows against its nearest recent sales will tell you far more than any neighborhood-wide figure. We'd expect a meaningful spread between an updated home and one that needs work, which is exactly why a live comp pull matters here.
Location within St. Augustine and St. Johns County carries its own weight — proximity to routes, services, and everyday amenities factors into what a home commands. We treat each listing as its own analysis and won't apply a blanket assumption to the whole community.
The location and the amenities are priced into every listing in Belles Chase. The deal is won or lost on condition, the comps, and the renovation math.
Why work with Momentum here
We work Northeast Florida and St. Johns County day in, day out, and in a smaller community like Belles Chase that local read is the whole game. We'll pull the current comparables, tell you what the condition and lot are really worth, and give you a straight answer on where a home should price — including when a listing isn't the fit you're after.
Belles Chase in 15 seconds.
HOA, CDD & Fees
- HOA status not on record. Verify any dues before you offer
- Any club/amenity membership is billed separately
Confirm the current HOA dues, exactly what they cover, and any CDD bond or special assessment for a specific address before you offer.
Tools for a Belles Chase buy.
Free calculators to pressure-test the real cost before you tour.
Selling here is won on condition and pricing to real comps, not an automated estimate. The right number comes from closed Belles Chase sales matched to your home.
Price it to the comps and condition, not an automated estimate.
If you are thinking about selling in Belles Chase, the right list price comes from recent comparable sales matched to your home's condition and location, not an automated estimate.
What is your Belles Chase home worth?
Get a no-obligation home value based on real comparable sales in Belles Chase, not an automated guess. Tell us about your home and we will personally prepare your numbers and a pricing strategy. No obligation, no spam.
See all homes for sale in St. Augustine →
The real cost & risk here
Before the list price, the Florida math the portals skip. These are St. Johns County typicals — your exact home, flood zone, and insurance quote will vary, so verify each before you offer.
Check it for your address: look up your flood zone (FEMA) · insurance by county · true-cost calculator · St. Johns County scorecard.
County typicals from Momentum’s Florida housing data (Zillow & Realtor.com aggregates, Census, FRED), updated monthly; insurance modeled. Flood zone is property-specific — always confirm via FEMA.
Frequently Asked Questions
How many homes are in Belles Chase?
What share of Belles Chase is owner-occupied?
When were the homes in Belles Chase built?
Who is the best real estate agent for Belles Chase?
How do I find a top St. Augustine real estate agent who knows Belles Chase?
Can Momentum Realty connect me with an agent for Belles Chase?
Where is Belles Chase, and what county is it in?
How far is Belles Chase from downtown Jacksonville and the beach?
Should you buy in Belles Chase?
An honest fit check. We will tell you when it is not your community.
Data sources & freshness
| Housing stock & ownership | Florida DOR assessment roll (street-list match (1 streets, ZIP 32086/32096)) |
| Under-contract shares | realMLS records, as of 2026-09-24 |
| Historical depth | Closed-sale records back to 2012 (6 transactions analyzed) |
Verify the primary sources yourself: Florida DOR · U.S. Census · FEMA flood maps · Citizens Property Insurance.
Momentum Research figures are our own analysis of realMLS records; MLS data is deemed reliable but not guaranteed. Methodology: how Momentum market scores are computed. Market metrics describe homes for sale and recent sales, not residents.
Own a home here?
You just read the data. Now see what your home is worth.
The numbers on this page move markets in the aggregate. The number that matters to you is what a buyer pays for your address. Momentum sells for 1.25% above the realMLS member average and 8 days faster, and we’ll price yours against live local comps.
Looking to buy here? Search homes for sale →
What’s your home worth in your area?
A real valuation with real comps from a local listing agent, not an instant algorithm. Response within one business day.
See how Belles Chase fits the bigger picture — live prices, inventory, and Momentum Scores:
Schools serving nearby communities
We do not have a confirmed school assignment for Belles Chase. These are the public schools most often assigned to other communities in ZIP 32086; zones change and vary by address, so confirm with the district before you buy.
- Pedro Menendez High School · High · FLDOE grade B (assigned to 21 nearby communities)
- Gamble Rogers Middle School · Middle · FLDOE grade A (assigned to 14 nearby communities)
- Otis A. Mason Elementary School · K-5 · FLDOE grade A (assigned to 11 nearby communities)
- R.J. Murray Middle School · 6-8 (assigned to 4 nearby communities)
- Otis A. Mason Elementary · K-5 · FLDOE grade A (assigned to 3 nearby communities)
Assignments from district data for neighboring communities; grades are official Florida Department of Education school grades (2025-26).
Nearby Communities
Explore more neighborhoods near Belles Chase with Momentum Realty’s local guides.